Greece Golden Visa: Give Your Family a Home in Greece Through Property You Own
You want a home base in Greece and a residence permit that rests on a property you own. The Greece Golden Visa is a residence permit for investors who buy qualifying real estate, from EUR 400,000 or EUR 800,000 by area, and from EUR 250,000 for listed buildings and conversions. The property cannot be let short term.
Thresholds that moved, and a property you cannot rent out
Greece raised its property thresholds in 2024, and the rules about what you may do with the property are strict. Buyers who plan around the old EUR 250,000 or EUR 500,000 figures, or around short-term letting income, find out late.
What it looks like from the outside:
- Thresholds that now differ by area and property type.
- A ban on short-term letting of the property.
- Payment rules that reject cash and unclear transfers.
How it feels:
- You worry you will buy the wrong property in the wrong area.
- You fear a rule you missed will end the permit.
- You feel unsure whom to trust when every source gives a different number.
You do not have to read Greek law alone
We know how hard it is to buy property abroad when the rules about the property decide the permit. You want someone who has read the rule on the official page, tells you honestly when a route does not fit, and stays with you until the file is filed.
What we have done:
- 35+ years in immigration and investment migration
- 25,000+ families guided since 1991
- 3rd Generation in the immigration industry
- 2026 Canadian Choice Award winner
What we believe:
- Honesty first: we tell you when a route does not fit, before you move money.
- Checked rules: every figure on this page is read from an official source and dated.
- Your plan, not a template: the right route depends on your goals, your family and your funds.
We believe a property purchase should rest on a rule you have checked, not a brochure you have read.
What you get
| Feature | Benefit | Meaning |
|---|---|---|
| Residence permit under Article 100 of the Migration Code | Your family has a legal base in Greece | You own a home in Europe you can use |
| Real estate you own | You hold a property, not a fund unit | Your investment is something you can see |
| Three entry points by area and property type | You choose by budget and location | Your budget shapes the route, not the other way round |
| A published government fee on the EUR 250,000 procedures | You know the government cost before you file | No surprise at the counter |
| Rules written in law and a circular | You can check each condition | You decide on facts |
Where it takes you: a permit to live in Greece, tied to the property you own. This is a residence permit, not a passport.
Is it right for you?
An honest answer before you move funds.
| A good fit if | Consider another route if |
|---|---|
| You want to own a home in Greece that you can use yourself | You want income from short-term letting of the property |
| You can pay the full price by bank transfer, cheque or card | You plan to resell soon: resale ends the permit |
| You accept the property cannot be let short term | You want a fund or deposit route: this page covers the real estate route only |
| You can take out private health and safety insurance | Your funds cannot be documented |
Not sure Greece is the best fit? Compare all European routes, or use Find my program and we match your goals to the right one.
What you need
You need full ownership of a qualifying property, full payment by an approved method and private insurance. The official procedures also ask for a clean public-order record, a phone number and an email address.
Conditions the Ministry of Migration and MITOS list:
- A valid travel document and a valid visa or residence permit, or visa-exempt entry.
- Full ownership of the property, held personally or through a Greek or EU company in which you hold all shares.
- Payment of the full price by crossed bank cheque, bank transfer or card payment through a Greek POS terminal.
- A private health and safety insurance contract.
- No threat to public order, security or international relations, and no public health risk.
- A mobile phone number and an email address.
Documents listed for the change-of-use procedure include a notarial certificate, a land registry certificate or proof of registration, an engineer's technical report on the change of use, your real estate declaration (E9) and a passport-style photograph.
The routes and rules
Greece sets the minimum by area and by property type. The amounts are the minimums in the law, as the Greek government publishes them.
| Case | Minimum | What counts | Conditions |
|---|---|---|---|
| Attica, Thessaloniki, Mykonos, Santorini, islands over 3,100 inhabitants | EUR 800,000 | Real estate | Law 5100/2024, Article 64 |
| All other areas | EUR 400,000 | Real estate | Law 5100/2024, Article 64 |
| Listed (protected) building | EUR 250,000 | A listed building, or part of one, to be restored or reconstructed, or a property containing a listed building | Full ownership; the listing may apply to the facade only |
| Change of use | EUR 250,000 | One property whose main spaces were converted to residential use after 5 April 2024 and before you file | No surface limit; industrial buildings need no industrial activity for the last 5 years; the buyer or the seller may carry out the change |
**Who can be included. Your partner sets out the family rules for your case before you commit funds.
What it costs, and what waiting costs
The property price is the larger cost, and the government fees sit on top. Set both against the cost of a wrong start: a purchase that does not qualify and a permit that cannot be granted.
| Fee | Amount |
|---|---|
| Residence permit fee (EUR 250,000 procedures) | EUR 2,000 |
| Printout of the electronic permit | EUR 16 |
| Total listed for those procedures, single applicant | EUR 2,016 |
| Permit for each adult family member (children under 18 pay nothing) | EUR 150 |
| Printout of each family member permit | EUR 16 |
| Administrative appeal | EUR 50 |
| Renewal electronic fee (Ministry page) | EUR 2,000 |
Source: MITOS procedure pages (updated 22 September 2026) and the Ministry of Migration investor permit page. Property taxes and transfer costs were checked case by case, so none are shown. Professional fees are agreed with the local partner.
Property introductions in Greece
The Greece Golden Visa is a property route, and we introduce you to local property partners. They find properties that meet the area threshold (EUR 800,000 or EUR 400,000) or the EUR 250,000 listed building and conversion cases, and they handle the sale with you. The purchase is an agreement between you and the seller. We give no investment advice and quote no returns. Local partners may pay AIA for introductions.
Your path in three steps
Three steps from your first answers to your permit.
- Step 1: Find your route. Use Find my program. You get a shortlist and a cost view for your family in a few minutes.
- Step 2: We do the heavy lifting. We qualify your case and check your funds, property and documents. When your case is qualified, we bring in the right local partner, who files with the Greek authorities. You buy the property and pay by an approved method.
- Step 3: Your permit in hand. The authority decides, you keep the property and the insurance, and you renew on time.
Processing time depends on the authority and on how complete your file is.
Status: what changed and when
Reviewed 22 October 2026. Sources: Greek Housing Policy Portal, MITOS, Ministry of Migration and Asylum.
| What | Status |
|---|---|
| Real estate thresholds | EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 inhabitants, EUR 400,000 elsewhere, raised by Law 5100/2024 (Article 64) |
| EUR 250,000 procedures | Listed building and change of use, MITOS pages updated 22 September 2026 |
| Short-term letting | Not allowed for properties used for the grant or renewal |
| Legal basis | Article 100 of Law 5038/2023 as replaced by Article 64(1) of Law 5100/2024, Circular 9/2024, Joint Ministerial Decision 214926/2025 |
What could change: thresholds, areas and fees. What we do about it: we re-read the official pages before each update and show the date.
After you have the permit
You keep the permit by keeping the property and the insurance. Reselling the property during the permit's validity revokes it, and the permit does not give a right to employment.
- Validity: MITOS shows 5 years for the two EUR 250,000 procedures.
- Renewal: the Ministry page asks for proof that ownership or the lease is still in force, an insurance policy, photographs and the fee.
- Property use: short-term letting and sharing-economy sub-letting are not allowed.
Two possible futures
A year from now, you may still be comparing guides while the rules shift. You hold a brochure, a number from one adviser that contradicts another, and no date on any of it.
Or your family has a permit in Greece, your route is one that exists, and your file went in clean. You feel relieved, and you chose on facts you could check.
The cost of staying put: routes and rules change, and each change can add cost or close a door.
Your ultimate success:
- Relieved: your family has a base in Europe
- Confident: you chose a route that exists today
- Protected: the people you worry about are covered
- In control: you decided on your terms, with the facts
Which route fits your family?
Answer eight short questions and the finder ranks all 17 residence programmes against your goals, funds and family. You see your shortlist and the cost for your family first, and a form only if you want it emailed with a fact sheet.
Why clients choose Amir Ismail & Associates
35+ years of hands-on immigration experience and 25,000+ successful cases. 3rd generation in the immigration industry. We bring in qualified local partners in each country, so you deal with one accountable team from first question to filing.
One point of contact
We qualify your case first, then bring in the right local partner. You deal with us throughout.
A strategy built for your family
We match routes to your goals, funds and family, not a template.
Application accuracy
Document and source-of-funds review that prevents costly errors and refusals.
Timely updates
We track rule, fee and regulator changes across every program for you.
End-to-end support
From your first question to your permit in hand, we guide every step.
Proven track record
2026 Canadian Choice Award winner, trusted since 1991.
What our clients say
Real reviews from clients we have guided across borders.
Frequently asked questions
What does the Greece Golden Visa really cost?
You pay the property price, from EUR 250,000 to EUR 800,000 by case, plus the government fee. MITOS lists EUR 2,000 and EUR 16 (EUR 2,016 for a single applicant) on the EUR 250,000 procedures. Each adult family member adds EUR 150, children under 18 add nothing, and each card is EUR 16, so a couple with two young children pays EUR 2,214. Property taxes and professional fees are on top, and we agree the professional fees with the local partner.
How long does it take?
Processing time depends on the authority and on how complete your file is. We walk you through each step and its timing before you commit funds.
Will my application be approved?
No route promises approval, and we make no approval claims. What we control is the file: a property that qualifies, documented funds and the right payment method. We tell you before you pay if your case does not fit.
What is the Greece Golden Visa?
The Greece Golden Visa is a residence permit for people who invest in qualifying real estate in Greece, under Article 100 of the Migration Code (Law 5038/2023). The Ministry of Migration and Asylum runs it.
How much do I need to invest?
EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands above 3,100 inhabitants, and EUR 400,000 elsewhere. A listed building or a change-of-use conversion needs EUR 250,000.
Can I let the property to tourists?
No. Properties used for the grant or renewal may not be let short term or sub-let through the sharing economy.
Can I resell the property?
Reselling it during the permit’s validity revokes the permit.
Can I work in Greece with this permit?
The permit does not grant a right to employment, according to the MITOS pages for the EUR 250,000 procedures.
How do I pay for the property?
By crossed bank cheque, bank transfer or card payment through a Greek POS terminal. The full price must be paid by one of these methods.
Can my family be included?
Your partner sets out the family rules for your case before you commit funds.
What if the rules change after I apply?
It depends on the transition rule in each law. Greece raised its thresholds in 2024 under Law 5100/2024, and the status box shows the date we last read each source.
Do you help with buying a property?
Yes, through introductions. For the property route we introduce you to local property partners in Greece. We give no investment advice and quote no returns, and the purchase is an agreement between you and the seller. Local partners may pay AIA for introductions.
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Last reviewed: 22 October 2026 · Last updated: 22 October 2026
